1668 W Waycross Cir · Deltona, FL 32725

$157,300

2 bd · 1.0 ba · 874 sqft · SingleFamily public records · 229 Days on market

Built 1967 7,500 sqft lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Auction Property. AUCTION. Cozy ranch home offers the perfect layout for relaxing and entertaining with 2 beds, 1 bath, living room, dining room, eat-in kitchen, family room, and a front porch. Home sits on a large lot and will need your renovation ideas. Repairs will be needed to include roof, ceiling , walls and other cosmetic updates. Property is sold as-is with NO property disclosure or inspection reports. CAUTION MOLD may be present in the kitchen area. Make this one your next project.

Key facts

• 7,500 sq ft lot
• Built 1967
• Listed 229 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#381 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Volusia (suburban): math 44% / reading 49% proficiency, ranked #47 of 73 in FL (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 415 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Volusia County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $39k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,424 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,580
• Equity at exit: $23,454

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,164
• Equity at exit: $13,600

Cash invested: $44,044 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32725

• Rents YoY: 0.6%
• Active inventory: 415
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$825
• Tax from tax record: −$215 /mo · $2,582/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $316

Break-even live

Break-even rent $1,399

Max offer price $157,300

Occupancy floor 77%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,325
• Closing costs: $4,719
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1656 Brentlawn St Deltona, FL	2.0	1.5	1004	$1,900	$1.89	11d	1	0.25mi
1162 Hampshire Ave Deltona, FL	2.0	1.0	950	$1,450	$1.53	14d	1	0.43mi
821 Moongate Ter Deltona, FL	3.0	1.0	960	$1,499	$1.56	14d	1	0.46mi
1383 Providence Blvd Deltona, FL	3.0	2.0	1120	$1,800	$1.61	23d	1	0.67mi
1312 Saxon Blvd Deltona, FL	3.0	1.5	966	$1,800	$1.86	23d	1	0.93mi
542 Salerno Dr Deltona, FL	3.0	2.0	1120	$1,915	$1.71	11d	1	1.20mi
1511 Lavilla St Deltona, FL	2.0	2.0	1008	$1,800	$1.79	21d	1	1.26mi

Listing history 45 events

1. 2026-06-16
   remarks 535-char remark
2. 2026-06-16
   statusdays on market $157,300 Pending 229 DOM
3. 2026-06-15
   days on market $157,300 Active 228 DOM
4. 2026-06-14
   days on market $157,300 Active 226 DOM
5. 2026-06-10
   days on market $157,300 Active 223 DOM
6. 2026-06-09
   days on market $157,300 Active 222 DOM
7. 2026-06-08
   days on market $157,300 Active 221 DOM
8. 2026-06-07
   days on market $157,300 Active 220 DOM
9. 2026-06-05
   days on market $157,300 Active 217 DOM
10. 2026-06-03
    days on market $157,300 Active 216 DOM
11. 2026-06-03
    days on market $157,300 Active 215 DOM
12. 2026-06-01
    days on market $157,300 Active 214 DOM
13. 2026-05-31
    days on market $157,300 Active 213 DOM
14. 2026-05-31
    days on market $157,300 Active 212 DOM
15. 2026-05-19
    price $157,300 495-char remark

    Show marketing remark (495 chars)

    Auction Property. AUCTION. Cozy ranch home offers the perfect layout for relaxing and entertaining with 2 beds, 1 bath, living room, dining room, eat-in kitchen, family room, and a front porch. Home sits on a large lot and will need your renovation ideas. Repairs will be needed to include roof, ceiling , walls and other cosmetic updates. Property is sold as-is with NO property disclosure or inspection reports. CAUTION MOLD may be present in the kitchen area. Make this one your next project.

16. 2026-04-17
    price $165,500 495-char remark

    Show marketing remark (495 chars)

    Auction Property. AUCTION. Cozy ranch home offers the perfect layout for relaxing and entertaining with 2 beds, 1 bath, living room, dining room, eat-in kitchen, family room, and a front porch. Home sits on a large lot and will need your renovation ideas. Repairs will be needed to include roof, ceiling , walls and other cosmetic updates. Property is sold as-is with NO property disclosure or inspection reports. CAUTION MOLD may be present in the kitchen area. Make this one your next project.

17. 2026-03-13
    price $174,200 495-char remark

    Show marketing remark (495 chars)

    Auction Property. AUCTION. Cozy ranch home offers the perfect layout for relaxing and entertaining with 2 beds, 1 bath, living room, dining room, eat-in kitchen, family room, and a front porch. Home sits on a large lot and will need your renovation ideas. Repairs will be needed to include roof, ceiling , walls and other cosmetic updates. Property is sold as-is with NO property disclosure or inspection reports. CAUTION MOLD may be present in the kitchen area. Make this one your next project.

18. 2026-02-06
    price $183,300 495-char remark

    Show marketing remark (495 chars)

    Auction Property. AUCTION. Cozy ranch home offers the perfect layout for relaxing and entertaining with 2 beds, 1 bath, living room, dining room, eat-in kitchen, family room, and a front porch. Home sits on a large lot and will need your renovation ideas. Repairs will be needed to include roof, ceiling , walls and other cosmetic updates. Property is sold as-is with NO property disclosure or inspection reports. CAUTION MOLD may be present in the kitchen area. Make this one your next project.

19. 2025-12-18
    price $192,920 495-char remark

    Show marketing remark (495 chars)

    Auction Property. AUCTION. Cozy ranch home offers the perfect layout for relaxing and entertaining with 2 beds, 1 bath, living room, dining room, eat-in kitchen, family room, and a front porch. Home sits on a large lot and will need your renovation ideas. Repairs will be needed to include roof, ceiling , walls and other cosmetic updates. Property is sold as-is with NO property disclosure or inspection reports. CAUTION MOLD may be present in the kitchen area. Make this one your next project.

20. 2025-12-18
    status Active 495-char remark

    Show marketing remark (495 chars)

    Auction Property. AUCTION. Cozy ranch home offers the perfect layout for relaxing and entertaining with 2 beds, 1 bath, living room, dining room, eat-in kitchen, family room, and a front porch. Home sits on a large lot and will need your renovation ideas. Repairs will be needed to include roof, ceiling , walls and other cosmetic updates. Property is sold as-is with NO property disclosure or inspection reports. CAUTION MOLD may be present in the kitchen area. Make this one your next project.

21. 2025-11-14
    price $186,300 495-char remark

    Show marketing remark (495 chars)

    Auction Property. AUCTION. Cozy ranch home offers the perfect layout for relaxing and entertaining with 2 beds, 1 bath, living room, dining room, eat-in kitchen, family room, and a front porch. Home sits on a large lot and will need your renovation ideas. Repairs will be needed to include roof, ceiling , walls and other cosmetic updates. Property is sold as-is with NO property disclosure or inspection reports. CAUTION MOLD may be present in the kitchen area. Make this one your next project.

22. 2025-10-13
    listed $196,100 Active 495-char remark

    Show marketing remark (495 chars)

    Auction Property. AUCTION. Cozy ranch home offers the perfect layout for relaxing and entertaining with 2 beds, 1 bath, living room, dining room, eat-in kitchen, family room, and a front porch. Home sits on a large lot and will need your renovation ideas. Repairs will be needed to include roof, ceiling , walls and other cosmetic updates. Property is sold as-is with NO property disclosure or inspection reports. CAUTION MOLD may be present in the kitchen area. Make this one your next project.

23. 2025-08-28
    listed $5,000 Active
24. 2022-11-17
    historical
25. 2022-07-21
    price $149,925
26. 2022-07-05
    status Active
27. 2022-06-08
    status Pending
28. 2022-05-18
    status Active
29. 2022-05-04
    historical
30. 2022-05-02
    price $149,900
31. 2022-04-26
    status Active
32. 2022-04-16
    status Pending
33. 2022-03-19
    status Active
34. 2022-02-14
    status Pending
35. 2022-02-03
    price $154,900
36. 2022-02-03
    status Active
37. 2022-01-06
    status Pending
38. 2022-01-04
    price $159,900
39. 2021-09-15
    status Active
40. 2021-05-19
    price $170,000
41. 2021-05-05
    price $162,500
42. 2021-05-03
    listed $155,000 Active
43. 2006-02-28
    soldstatus $150,000
44. 2004-04-22
    soldstatus $78,100
45. 1996-01-11
    soldstatus $33,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,582 · $215/mo
• Projected year-2 tax: $2,582 · $215/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,586
• − Mortgage interest: −$8,811
• − Property taxes: −$2,582
• − Insurance: −$786
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$4,576
• Taxable income: $1,377
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $3,456/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Volusia
• NCES district ID: 1201920
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $42,946
• Composite: 39.2/100
• National rank: #4019
• State rank: #47 of 73 in FL

Livability — Deltona

• Score: 71/100
• State rank: #381
• US rank: #6749

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deltona, FL
• County: Volusia County · 556,871 people
• City population: 101,355
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 51,987
• Household income: $73,152
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 1051.0

Population outlook (Volusia County) Hauer SSP2

• Today (2025): 572,749 people
• By 2030: 598,695 · +4.5%
• By 2040: 644,880 · +12.6%
• By 2050: 681,451 · +19.0%
• By 2075: 759,957 · +32.7%
• By 2100: 778,902 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 45% Hispanic / Latino 39% Two or more races 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 23% Cuban 4% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 30% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Volusia

• 2024 margin: Strong R (+21.8) · D 38.7% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.7pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+14.1 2016: R+13.1 2012: R+1.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -195.58%
• Current HPI: 349.7999
• Rent YoY: ▲ 0.61%
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+376.7% since first listed

31 events — show timeline

• 2026-05-19 Price Changed $157,300 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $165,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $174,200 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $183,300 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $192,920 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $186,300 Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Listed $196,100 Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Listed $5,000 NFMLS
• 2022-11-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-21 Price Changed $149,925 Stellar MLS as Distributed by MLS Grid
• 2022-07-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-06-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-05-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-05-02 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-03 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2022-02-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-04 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2021-09-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-05-19 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-05 Price Changed $162,500 Stellar MLS as Distributed by MLS Grid
• 2021-05-03 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-28 Sold (Public Records) $150,000 Public Records
• 2004-04-22 Sold (Public Records) $78,100 Public Records
• 1996-01-11 Sold (Public Records) $33,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,582 · +5.1% YoY. Source: county tax records.